01Size the deal
Retail & Office Financing in Saskatoon, SK
Capitalor facts
- The Capitalor Commercial Debt Rate Index prices retail & office financing in Saskatoon at 5.60% indicative.
- Saskatoon scores 100 on the Capitalor Lender Density Score with 22 tracked lenders and brokers.
- The average Saskatoon commercial transaction of $2,900,000 supports roughly $1,740,000 of senior debt at 60% LTV.
Indicative rate
5.60%
Lender density
100
Avg deal size
$2,900,000
Cap rate seed
6.7%
Capitalor Commercial Debt Rate Index · Last updated 2026-08-12 · Maintained by Capitalor Data Desk
Scope: Retail & Office Financing · Saskatoon, SK · Tier 2 market
Inputs: Benchmark + 245 bps spread, 22-lender census, 6.7% cap-rate seed
Next scheduled review: 2026-09-14
retail & office financing in Saskatoon prices off the Government of Canada 5-year benchmark bond yield plus a 245 bps retail & office financing spread, landing at 5.60% indicative. Term debt underwritten on tenant covenant and lease rollover risk. On the $2,900,000 average Saskatoon transaction, a 60% advance is $1,740,000, carrying $144,813 of annual debt service on a 20-year amortization and a 5-year term.
Coverage binds before leverage here. At a wide 6.7% cap rate the asset throws off roughly $194,300 of NOI, which supports $1,729,345 at the 1.35x floor — about $10,655 below the 60% LTV ceiling. Underwrite to the coverage number and treat the LTV cap as a secondary test, or bring the gap in equity.
Saskatoon scores 100 on the Capitalor Lender Density Score — a deep market, with 22 tracked lenders and brokers against 7,400 commercial buildings. Expect competitive tension on well-covenanted paper: quote at least three lenders before accepting a spread.
Stress the file before a lender does. Holding the $1,740,000 loan constant, coverage falls to the 1.35x floor at roughly 5.53% — 0.00% of headroom above today's indicative rate. That headroom, not the headline rate, is what determines whether this Saskatoon deal survives renewal.
How these figures were produced
- Observed — Recorded directly from the cited source series, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
Benchmark: GoC 5-year at 4.45% — observed from the Bank of Canada Valet API on 2026-08-12. Spread, LTV and DSCR figures on this page are modelled from that benchmark.
What does retail & office financing cost in Saskatoon?
Indicative pricing sits at 5.60% with a 1.35x coverage floor and 60% LTV cap. On the $2,900,000 average Saskatoon deal that is $1,729,345 of proceeds, bound by coverage, at $144,813 of annual debt service.
02Stress the debt
10 observations from 2026-06-10 to 2026-08-12. Net move +0.00 percentage points. Capitalor never deletes an observation.
Loan and NOI held constant. Where the curve crosses the floor line is the rate at which this deal stops covering its debt service.
DSCR calculator
Preset to Retail & Office Financing, Saskatoon
Annual debt service
$144,813
DSCR
1.34x
Below lender threshold
Max loan at 1.35x
$1,729,345
LTV calculator
Preset to Retail & Office Financing, Saskatoon
Current LTV
60.0%
Inside lender band
Max loan at cap
$1,740,000
Equity required
$1,160,000
03Compare lenders
Capitalor Lender Density Score — Saskatoon
Active commercial lenders and brokers per 10,000 commercial buildings, indexed 0–100.
- Lenders tracked
- 16
- Observed
- Commercial buildings
- 7,400
05Decide
Debt scope builder
Step 1 of 4 · Asset
04Choose city
Nearby and related
ActQuestions
What rate should I expect on retail & office financing in Saskatoon?
5.60% indicative — the Government of Canada 5-year benchmark bond yield plus a 245 bps retail & office financing spread. Individual quotes move with covenant strength, asset quality, and sponsor track record, and Saskatoon's deep lender market widens or narrows that dispersion.
How large a loan does a typical Saskatoon deal support?
On the $2,900,000 average transaction, a 60% advance is $1,740,000. Coverage separately caps the loan at $1,729,345 using $194,300 of NOI against a 1.35x floor, so the binding number is $1,729,345.
Does coverage or leverage bind first on this product in Saskatoon?
Coverage. The 6.7% cap rate leaves the DSCR test binding roughly $10,655 below the 60% LTV ceiling, so extra appraised value will not buy extra proceeds.
What is the annual debt service at that loan amount?
$144,813 per year — $12,068 monthly on a 20-year amortization at 5.60%, against a 5-year term.
How much rate headroom is there before the deal breaks coverage?
Roughly 0.00%. Holding the loan and NOI constant, coverage reaches the 1.35x floor at about 5.53% — the number that matters at renewal.
How many lenders write this product in Saskatoon?
Capitalor tracks 22 active lenders and brokers in Saskatoon, a Lender Density Score of 100 against 7,400 commercial buildings — a deep market.
Is this pricing a quote?
No. It is an index benchmark published for comparison, not an offer of credit. Capitalor does not originate, broker, or place debt.
How often does this page change?
Benchmark rate observations refresh each business day; the lender census refreshes monthly; cap-rate and transaction seeds refresh quarterly. Nothing is deleted from the series — revisions are appended so prior observations stay auditable.
Can I export these numbers?
Yes. The debt scope builder on this page exports a term-sheet-ready PDF from your own inputs. No email, no account, no gate.
Sources
- [1] Bank of Canada — benchmark rate series — Government of Canada 5-year benchmark bond yield and policy rate; refreshed each business day
- [2] Statistics Canada — census of population — Saskatoon population base (317,480)
- [3] Capitalor lender census — 22 lenders and brokers observed writing in Saskatoon; refreshed monthly
- [4] Capitalor transaction sampling — Saskatoon average deal size $2,900,000 and 6.7% cap-rate seed
- [5] Capitalor Commercial Debt Rate Index — Retail & Office Financing spread of 245 bps over the 5-year benchmark
Not advice — Capitalor is a data publisher. We do not originate, broker, arrange, or place debt, and nothing here is an offer of credit, a quote, or financial advice. Figures are indicative benchmarks for comparison and must be confirmed with a licensed lender or mortgage professional before you rely on them. About Capitalor